Please refer the attached letter.

Corp. Office: Shree Laxmi Woolen Mills Estate, 2nd Floor, R.R. Hosiery, Off Dr. E. Moses Rd. Mahalaxmi, Mumbai - 400 011 Tel: (022) 3001 6600 CIN No. : L17100MH1905PLC000200 July 28, 2026 BSE Limited National Stock Exchange of India Limited Phiroze Jeejeebhoy Towers Exchange Plaza, Dalal Street, Fort, Bandra-Kurla Complex, Bandra East, Mumbai- 400 001 Mumbai- 400051 Security code: 503100 Symbol: PHOENIXLTD Dear Sir(s), Sub: Investors’ Presentation on Unaudited Standalone and Consolidated Financial Results for the quarter ended June 30, 2026 Pursuant to Regulation 30 read with Para A of Part A of Schedule III of the Securities and Exchange Board of India (Listing Obligations and Disclosure Requirements) Regulations, 2015 (‘SEBI Listing Regulations’), we enclose herewith the presentation on Unaudited Standalone and Consolidated Financial Results of The Phoenix Mills Limited (‘Company’) for the quarter ended June 30, 2026, to be made to investors and analysts. The same is also being uploaded on the Company’s website at https://www.thephoenixmills.com/investors/FY2027/Investor-Presentation in compliance with Regulation 46(2) of the SEBI Listing Regulations. You are requested to take the aforesaid information on record. Thanking you, Yours Faithfully, For The Phoenix Mills Limited Bhavik Gala Company Secretary Membership No. F8671 Encl:- As below Regd. Office: The Phoenix Mills Ltd., 462 Senapati Bapat Marg, Lower Parel, Mumbai 400 013. Tel : (022) 2496 4307 / 8 / 9 Fax : (022) 2493 8388 E-mail : secretarial@phoenixmills.com www.thephoenixmills.com Photo shot at location Phoenix Avenue of Stars, Pune Earlier known as Phoenix MarketCity Pune THE PHOENIX MILLS LIMITED A Compounding Growth Story Investor Presentation Q1 FY27 A Diversified Real Estate Platform Built for Compounding R E T A I L O F F I C E S H O S P I T A L I T Y R E S I D E N T I A L >18 msft ~9 msft ~2,188 keys ~7 msft GLA by 2030 GLA by 2030 Operational by 2030 Cumulative Saleable Area by 2030 Operational: ~11 msft Operational: ~5 msft Operational: 2 hotels, ~588 keys Area launched: ~2.8 msft Operational across: Grade-A, campus-integrated Premium projects in Bengaluru The St. Regis, Mumbai, 12 malls | 8 Cities offices operational across One Bangalore West, Kessaku Courtyard by Marriott, Agra Mumbai, Pune, Bengaluru, Chennai From 1 Mall in 2005 to a Retail-led Mixed-use Portfolio Pan-India 26% EBITDA CAGR Over 20 Years: Compounding Through Cycles EBITDA (Rs. Cr) 2,637 CAGR FY06 FY13 FY18 FY26 Note: Above figures represent the Consolidated EBITDA of PML Group. Concept Architect India’s Best Retail Developer & Operator Consumption (Rs. Cr) Retail Rental (Rs. Cr) 16,587 2,157 CAGR CAGR 2,570 FY13 FY26 FY13 FY26 Concept Architect Q1 FY27: Strong Operating Performance with Balance Sheet Discipline Consolidated Revenue (Q1 FY27) Consolidated EBITDA (Q1 FY27) Rs. 1,075 cr ↑ 13% Rs. 642 cr ↑ 14% Year on Year Year on Year Consolidated Net Profit1 (Q1 FY27) Operating Free Cash Flow2 (Q1 FY27) Rs. 297 cr Rs. 602 cr ↑ 23% ↑ 20% Year on Year Year on Year Resilient Demand: Double-digit revenue growth achieved without Driving Efficiencies: Double-digit growth in Consolidated Net Profit, adding any new mall capacity in the quarter. ahead of EBITDA growth, driven by focus on optimizing expenses. Notes: 1. Represents Net Profit after tax, share of associates and minority interest. 2. Represents Cash Flow after working capital and taxes, adjusted for interest paid/received. Strong Cash Flows and Balance Sheet Provide Visibility for Next Growth Phase Operating Free Cash Flow (Q1 FY27)1 Liquidity (as of 30-Jun-26)2,3 Rs. 602 cr Rs. 2,000 cr ↑ 20% Flat Year on Year vs. March 2026 Gross Debt (as of 30-Jun-26)3 Net Debt (as of 30-Jun-26)3 Rs. 5,658 cr Rs. 3,658 cr ↑ Rs. 494 cr ↑ Rs. 498 cr vs. March 2026 vs. March 2026 Cost of Debt: 7.69% (spread of 244 bps over Repo) Net Debt/EBITDA4 at 1.3x as of June 2026 vs. 1.2x as of March 2026. Notes: 1. Refers to net cash flow from operating activities after taxes, adjusted for interest paid/received. 2. Does not include amount available in overdraft accounts. 3. Includes Associate companies, which do not form a part of PML Consolidated financials statements. 4. Net Debt to EBITDA is based on trailing 12-month EBITDA for Q1 FY27 and full-year EBITDA for FY26. Net Debt and EBITDA both include associate companies, which are not part of PML Consolidated financial statements. Retail: Strong Performance Across Consumption, Rentals and EBITDA Q1 FY27 Q1 FY27 Retail Q1 FY27 Retail Consumption Rental Income Asset EBITDA Rs. 4,730 cr Rs. 594 cr Rs. 625 cr Up 32% vs Q1 FY26 Up 17% vs Q1 FY26 Up 17% vs Q1 FY26 Concept Architect Q1 FY27 Retail Consumption Up 32% with growth across all malls Q1 FY27 Consumption (Rs. Cr) Growth 25% 96% 22% 29% 19% 34% 24% 21% 27% 23% 9% 18% over FY26 540 536 71 68 Phoenix Phoenix Mall PMC Phoenix PMC & Phoenix Mall PMC Mumbai Phoenix Palladium Phoenix PU Bareilly PU Lucknow Palladium of Asia Bangalore Avenue of Palladium of the Palassio Ahmedabad Citadel Stars, Pune Chennai Millennium • Total consumption in Q1 FY27 stood at Rs. 4,730 cr, demonstrating a YoY growth of 32% over Q1 FY26. Concept Architect Note: Above numbers are indicative and presented for illustration purpose. 88 Q1 FY27: Consumption across entire spectrum of discretionary wallet spend Consumption Contribution Trading Area Mix YoY Consumption Growth Fashion & Accessories 52% 60% 24% Jewellery 16% 2% 55% Electronics 12% 3% 61% Food & Beverages 9% 11% 26% 5% 5% 31% Others FEC & Multiplex 4% 15% 19% Gourmet & 2% Focused initiatives undertaken to optimize hypermarket 4% 7% space across the portfolio and drive better asset utilization. Hypermarket Growth: 32% Phoenix MarketCity Pune, is now Phoenix Avenue of Stars, Pune With a new identity, premium brand mix, upgraded façade and more Photo shot at location Key Brands Launched in Phoenix Avenue of Stars, Pune ANCHORS UNIQLO IKEA MAX In a new avatar PREMIUM BRANDS MICHAEL VICTORIA’s BOSS COACH SEIKO ETHOS KORS SECRET F&B BRANDS POPEYES PAUL Repositioning Driving Higher Trading Density and Rentals Q1 FY27 Q1 FY27 Trading Q1 FY27 Rental Retail Assets Consumption Density Income Phoenix MarketCity Rs. 540 cr Rs. 3,068 pspm Rs. 56 cr Bangalore (↑22%) (↑15%) (↑17%) Phoenix Avenue of Rs. 536 cr Rs. 2,465 pspm Rs. 60 cr Stars, Pune (↑29%) (↑26%) (↑13%) Concept Architect Note: Growth comparisons are with the corresponding period of the previous year i.e. Q1 FY26. 1122 Offices: Expanding the Base, Building Occupancy Portfolio doubled in 2 years, driven by three major completions during 2025 OCCUPANCY (JUNE 2026) LEASABLE AREA (MSFT) 84% 64% Occupancy across Occupancy across Established Assets1 New Assets2 72% occupancy Jun-26 Millennium Towers, Pune (Completed Dec-25) 1.46 msft · 79% leased One National Park, Chennai (Completed Aug-25) 70% occupancy 0.60 msft · 63% leased Mar-24 Phoenix Asia Towers, Bengaluru (Completed Jan-25) 2.0 0.82 msft · 40% leased Notes: 1. Established Assets comprise offices in Mumbai and Pune i.e. Art Guild House, The Centrium, Phoenix Mar-24 Mar-25 Jun-26 Paragon and Fountainhead totalling to a GLA of ~2 msft. 2. New Assets represent offices completed in 2025 i.e. Phoenix Asia Towers, Millennium Towers and One National Park, in Bengaluru, Pune and Chennai respectively with a total GLA of ~2.9 msft. Offices: Occupancy Ramp-Up Driving Income & EBITDA growth Q1 FY27 Q1 FY27 Income EBITDA Rs. 75 cr Rs. 42 cr Up 44% vs Q1 FY26 Up 31% vs Q1 FY26 Notes: The above numbers cover the following assets: 1. Established assets i.e. offices in Mumbai and Pune: Art Guild House, The Centrium, Phoenix Paragon and Fountainhead totalling to a GLA of ~2 msft. 2. New Assets i.e. offices completed in 2025: Phoenix Asia Towers, Millennium Towers and One National Park, in Bengaluru, Pune and Chennai respectively with a total GLA of ~2.9 msft. Concept Architect 1144 Amenity-Led Offices Designed to Enhance Tenant Experience and Retention [Showing first 8,000 characters — download PDF for full document]